The Fair Share Report
554 E 2nd Ave
Roselle, NJ 07036
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $426,468 – $530,881, from 12 comparable Roselle sales in the past 18 months, at this home's 1,205 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Roselle assessments sit below market value — republished every October, applied town-wide. A $489,439 home should be assessed near $137,337.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $31,737 below what the ratio math suggests (23.1%).
Step 4 · The tax rate — same for every Roselle home
$3.297 Schools · 36% $1.177 County · 13% $4.673 Town · 51%
Step 5 · The bill
This home vs. every recent Roselle sale · assessed ÷ market
14%39%
Paying about right
This home's ratio lands inside Roselle's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 326 THOMPSON AVE | 2026-04 | $320,000 | 1,220 | 33.0% |
| 1121 FRANK ST | 2025-12 | $500,000 | 1,231 | 31.5% |
| 812 SPRUCE ST | 2025-05 | $425,000 | 1,136 | 27.4% |
| 121 MYRTLE ST | 2026-05 | $585,000 | 1,248 | 17.9% |
| 238 E 8TH AVE | 2026-05 | $476,000 | 1,115 | 19.4% |
| 414 STOCKTON AVE | 2026-02 | $530,000 | 1,203 | 19.1% |
| 703 SPRUCE ST | 2025-10 | $470,000 | 1,328 | 24.2% |
| 215 VICTORY ST | 2026-05 | $495,000 | 1,308 | 20.8% |
| 421 BARTLETT ST | 2025-05 | $485,000 | 1,392 | 26.3% |
| 332 HARRISON AVE | 2025-11 | $267,500 | 1,288 | 41.0% |
| 1274 CHESTNUT ST | 2025-04 | $488,000 | 1,140 | 20.9% |
| 114 OAKLEY ST | 2025-08 | $580,000 | 1,216 | 29.9% |
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